Santa Clara County Inventory Report for July 1, 2008

Date: 7-1-08, Single Family Homes Active vs. Pending

Area/# of listings/# of pendings/# active/ % pending/ Short sale # pending/ Short sale # active

Morgan Hill/941/150/791/16%/53/220
Santa Teresa/179/51/128/28%/18/53
Evergreen/516/108/408/21%/122
Alum Rock/1000/183/817/18%/71/441
Berryessa/377/101/276/27%/45/104
Milpitas/199/52/147/26%/15/52
Santa Clara/274/70/204/26%/15/42
Central San Jose/418/76/342/18%/28/93
Willow Glen/277/67/210/24%9/20
South San Jose/557/140/417/25%/54/248
Blossom Valley/385/90/295/23%/39/103
Almaden Valley/141/34/107/24%/2/9
Cambrian/261/59/202/23%/12/47
Campbell/216/56/160/26%/10/18
Los Gatos/197/44/153/22%/1/5
Los Gatos Mtns/79/3/76/4%/0/3
Saratoga/145/28/117/19%/1/1
Cupertino/159/55/104/35%/0/1
Sunnyvale/239/82/157/34%/22/35
Mt. View/92/35/57/38%/0/2
Los Altos Hills/87/23/64/26%/1/1
Los Altos/49/8/41/16%/0/1
Palo Alto/110/46/64/42%/0/0

Date: 7-1-08, Townhomes/Condo's Active vs. Pending

Area/# listings/# pendings/# active/% pending/short sale # pendings/ short sale # active

Morgan Hill/Gilroy/67/12/55/18%/3/24
Santa Teresa/33/8/25/24%/3/7
Evergreen/139/26/113/19%/3/29
Alum Rock/148/25/123/17%/13/65
Berryessa/166/38/128/23%/14/58
Milpitas/88/22/66/25%/6/21
Santa Clara/164/49/115/30%/9/18
Central Sj/180/34/146/19%/6/29
Willow Glen/47/9/38/19%/1/5
South San Jose/216/32/184/15%/9/106
Blossom Valley/272/58/214/21%/20/97
Almaden Valley/17/2/15/12%/0/1
Cambrian/71/14/57/20%/8/12
Campbell/133/25/108/19%/2/14
Los Gatos/51/7/44/14%/2/4
Saratoga/22/4/18/18%/0/0
Cupertino/71/23/48/32%0/1
Sunnyvale/136/27/109/20%5/11
Mt. View/100/32/68/32%/4/9
Los Altos/LA Hills/10/4/6/40%/0/0
Palo Alto/41/16/25/39%/1/0

Active Single Family Home/Townhomes & Condo's

As of June 2nd this is the current updates spreadsheet done by MLS of the inventory trends in Santa Clara County. Please click the spreadsheet to the left to view a larger picture.

Last minute short sale negotiations

Completely "under water" 2nd lien holders still hold much power in allowing or disallowing a short sale. Even on deals that have been approved by both lenders weeks ago, there are last minute negotiations that occur. In one recent example this week, the 2nd, who was to receive $2,000 as a nominal walk-away fee, negotiated the day before closing to receive $17,000 from the senior lien holder. As any good negotiating book will teach, the real negotiation happens when time is not in some one's favor. Try going to legal arbitration - nothing happens for 7 hours and 55 minutes, then everyone shakes hands at 7:59 - then goes to dinner to lament and or cheer. Moral of the story - short sales are a pain - and a good deal - and a pain...

Santana Row Stylish Loft $675k

Santana Row is one of the most happening places in San Jose and did I not mention very classy and very fun. You can live here in this 1 bedroom 1.5 bathroom stylish loft that features high ceilings, large bedroom suite, dual vanity, soaking tub and a walk in closet. The living area features an open floor plan with granite kitchen, den/office area and you own private patio. If you like to always b e in the spotlight and love food, entertainment, even relaxation this place is right for you.

Newly Listed Evergreen Valley Country Club Home

Don't Miss this gorgeous Silver Creek Valley Country Club home! This home has all the bells and whistles you may need that sits on a privitly gated community. 3 bedrooms 2.5 bathrooms, plus an office that can always be turned into another room. This home has a gourmet kitchen with granite counter tops, beautifully redone patio and landscaping with water features, surround sound throughout first level, built in niche in family room, alarm system, 2 car garage and so much more. You can't beat a deal like this for $1,100,000 especially in this area on the actual Country Club. Please contact me if you have further questions or would like a tour of this home, and if this home just isn't for you lets talk and see what we can do mario@interorealestate.com.

Bank/Reo Single Family Homes Under $500k

We are now tracking three newly listed bank owned single family homes for under $500k. Great value home in a wonderful neighborhood in San Jose. This well maintained 3 bedroom 2 bathroom bank owned property sits on a large landscaped lot in a very quite neighborhood. Their have been a few upgrades including new paint and flooring. The home is listed for $469,900 and perfect for a first time buyer or an investor.

This second home above is in Sunnyvale and has been listed for a very low price $465,900 for such a well kept home. Its a 3 bedroom 1 bathroom home that has a very spacious floor plan, hardwood flooring though out, tile kitchen, large backyard with additional storage, and their is always room for expansion. This home is great for a first time buyer or an investor.

Nicely remodeled 3 bed 2 bathroom bank owned home listed for $499,900 in San Jose. Beautiful custom entry, wood floors, double paned windows, custom paint, tiled master bath, built in BBQ, covered patio, and easy care landscaping surrounded by a nice neighborhood.

Absolute NNN California Bank Deal

Central Redding, California, absolute NNN single tenant bank property for sale at a 5.78% cap rate. The bank just ended their initial 10 year term and have exercised their first 5 year option. Umpqua Bank has 147 locations in the Northwest - headquartered in Portland, Oregon. This branch is one of their high performers with over $52,000,000 in deposits. NASDAQ symbol is UMPQ. This is a solid 1031 exchange property. Get rid of your apartments and into something with great stability and security. Offered at $3,000,000.

How To Raise Rents Under Rent Control Free Workshop

Know Your Rights & Maximize Your Investment

How to Raise Rents Under Rent Control

in San Jose and remain legally compliant

When:

Thursday, July 10,2008

8:30am-11:30am

Where:

Oakwood San Jose Actvities Room

700 Saratoga Avenue, San Jose

parking entrance on Blackford Avenue

RSVP by July 7

Online: www.caanet.org/events

By Phone: 800-967-4222

Bay Area Apartment Brokers Forum

Group: Bay Area Apartment Brokers Forum - Established 1986 - (22 Years)Guest Speaker: Kirby Sack-CEO,Kirby Sack Properties Inc.-Principal,ThePaulSack Properties
Topic: Why a 5% cap in Silicon Valley is better than a 7% cap in Salt LakeCity
Date: Wednesday, July 9, 2008 - 8 AM
Place: First American Title Company, 1737 North First St., San Jose
Breakfast: Continental Breakfast - no charge - First American Title/Exchange
Chairman: Richard Domich - CB Richard Ellis
Vice Chairman: Keith Suddjian - Cornish & Carey
Membership: Kari Noomen - Washington Mutual
Sponsor: Mary Kay Kennedy - First American Exchange
Sponsor: Joe Campi - First American Title
Sponsor: Paul Monaco- First American Title
Note: All present will have an opportunity to present their listings, buyer requirements, as well as their analysis of current events and market trends that directly effect
the multi-housing (apartment) industry in Silicon Valley and greater Bay Area.
Adjournment: 9:30 AM
Aug. 13, 2008 John Klimp - The Multi-Housing Due Diligence Process
Sept. 10, 2008 Puneet Singh - Nuisance Tenants 2008
Oct. 8, 2008 Ken Orvick - Apartment Management Issues 2008
Nov. 12, 2008 Michael Thomas - How Technology is Changing Real Estate

Santa Clara Open House Listed for $789,000

On June 28th between 1:30-4:30 PM don't miss this opportunity to come check out this nicely sized 3 bedroom/2 bathroom home that sits on a 5300 sq ft lot in Santa Clara. This kitchen has great perks as you can see with granite counter tops, stainless appliances, and beautiful hardwood floors. This home has been beautifully kept with an additional building on property-art studio or workshop, or whatever you may turn it in to. If you have additional questions and would like to come to the open house, please email me to get further information mario@interorealestate.com.

Santa Clara County Inventory, Townhomes/Condo's

Date: 6-25-08, Townhomes/Condo's Active vs. Pending

Area/# of Listings/# of pendings/# Active/% Pending/#Short Sale Pendings/# Short sale Active

Morgan Hill/Gilroy/65/10/55/15%/3/25
Santa Teresa/35/10/25/29%/3/10
Evergreen/146/27/119/18%/2/31
Alum Rock/150/23/127/15%/11/69
Berryessa/166/36/130/22%/13/57
Milpitas/83/21/62/25%/6/20
Santa Clara/170/43/127/25%/7/20
Central SJ/193/28/165/15%/5/30
Willow Glen/49/9/40/18%/1/7
South San Jose/218/35/183/16%/9/104
Blossom Valley/278/60/218/22%/21/100
Almaden Valley/18/5/13/28%/0/0
Cambrian/74/13/61/18%/7/14
Campbell/133/20/113/15%/2/11
Los Gatos/54/6/48/11%/2/4
Saratoga/20/3/17/15%/0/0
Cupertino/72/22/50/31%/0/1
Sunnyvale/137/29/108/21%/5/10
Mt.View/106/32/74/30%/3/9
Los Altos/LA Hills/8/2/6/25%/0/0
Palo Alto/37/11/26/30%/0/1

Santa Clara County Inventory Report for June 25,2008

Date: 6/25/08, Single Family Homes Active vs. Pending

Area/#of listings/# of Pendings/ # Active/ % Pending/ Short Sale Pendings/Short Sale Active

Morgan Hill/Gilroy/955/161/794/17%/51/219
Santa Teresa/185/53/132/29%/20/53
Evergreen/532/108/424/20%/46/132
Alum Rock/996/185/811/19%/75/442
Berryessa/382/105/277/27%/48/97
Milpitas/208/51/157/25%/15/56
Santa Clara/283/70/213/25%/15/56
Central SJ/426/75/351/18%/27/94
Willow Glen/290/74/216/26%/9/21
South San Jose/567/134/433/24%/45/264
Blossom Valley/390/100/290/26%/37/103
Almaden Valley/148/38/110/26%/3/10
Cambrian/263/69/194/26%/9/45
Campbell/211/58/153/27%/18
Los Gatos/210/46/164/22%/1/5
Los Gatos Mtns/80/5/75/6%/0/3
Saratoga/148/28/120/19%/1/1
Cupertino/164/61/103/37%/0/1
Sunnyvale/245/86/159/35%/20/38
Mt.View/89/30/59/34%/0/3
Los Altos Hills/87/25/62/29%/1/0
Los Altos/52/10/42/19%/0/1
Palo Alto/114/47/67/41%/0/0

Active Single Family Homes/Townhomes Trends by MLS

We are now tracking the inventory trend in Santa Clara County done by MLS. The spreadsheet shows the active listings for single family homes, town homes and condos. This spreadsheet is broken up by city and months of these current active listings.Please click the spreadsheet to the left of the screen to view a larger picture.

Wonderful Sharon Park Condo Just Listed

Just on the market - 1860 square foot, 2 bedroom, 2 bath condo in prestigious Sharon Park complex in west Menlo Park. Drive through the fairways to reach your quiet, idyllic, serene home. Walk to the pool and spa. The home features a very large master bedroom suite with two walk in closets AND two additional closets. The master bath has two entrances - one for each of you. A private deck looks over the rolling hills and the golf course - at an appropriate distance of course. Large living room & dining room perfect for entertaining. Two parking spaces in the underground garage. This is a great value in the very hot Menlo Park market. Offered at $979,000. Call for a tour before it goes on the multiple listing service.

Section 1 clearances required by banks

We are starting to see lenders asking for termite reports when evaluating loans for purchases. This request has not been part of most transactions for over a decade. Lenders are even starting to require section 1 termite clearances. The lending pendulum has definitely swung hard to the conservative side. When will it swing back? Probably not for a few years. For better or for worse.
Mario Pinedo, CCIM
Intero Real Estate
415-269-6249 cell
408-342-3155 office
Sent via my BlackBerry

Peninsula Investment Forum Marketing Meeting

Mountain View Townhouse Deals

For just under $700,000, there are two townhomes in Whisman Station that are very good values this week. One home overlooking the park is a great full blown starter 3 bed home with 2 car garage and an open feel. The other unit about 150 larger is a bit more expensive and well worth the cost due to its very spacious layout. Both are worth looking at right away.
Mario Pinedo, CCIM
Intero Real Estate
415-269-6249 cell
408-342-3155 office
Sent via my BlackBerry

San Jose SaberCats Arena Football

A friend scored some tickets to last night's SaberCats game at the HP Arena. I was nonplussed - never having seen an arena football game - and also had no plans for the evening with my kids - so we accepted. I can say now I am a fan of that very interesting version of an NFL game. Huge scoring - some 18 touchdowns in the game - very fast action - great cheerleaders - The SaberKittens - great inexpensive seats and a crowd that was very into the game. It amazes me how many interesting things there are to do in this valley - some things never get experienced if you don't get forced to do them - so my recommendation - next weekend evening that you are bored with the same old stuff - go to a 'Cat's game - you'll be pleasantly surprised. BTW - this has no real estate relevance whatsoever!

Investment Offering: 4 Unit Apartment Building

We are now tracking this great investment property in Mountain View. It's a 4 unit apartment building just walking distance to convenience shopping on El Camino Real and very easy access to freeways.

Offering Highlights
Pride of Ownership. Upscale neighborhood
Original Owner. New exterior paint. Copper Plumbing
Garages. Double Pane Windows. New Roof & Driveway
Two Laundry Rooms
Unit Mix: (4) 2BR/1BA with Dishwashers & Disposals
Building Size: 3,687 SF
Site Size: 8,000SF
Cap Rate: 3.0% $366/SF with upscale potential

Schedule Annual Income & Expense

Income $67,500.00
Expenses/Vacancy Factor $25,500.00
Net Operating Income $42,000.00

Offered at $1,348,000

Please contact me at mario@interorealestate.com if you would like a tour of this property and I would be happy to set something up.

Foot Spas in Cupertino or the Changing Face of Commercial Property

Had I not traveled to China in late 2005 with the CCIM Institute to look at commercial and residential investment property, I would not have the perspective that hit me last night. After a late appointment, two of my coworkers came to my office and proposed a pho (Vietnamese noodle) run. Sure, at 9pm, that always hits the spot...well maybe for some. So, down the street on De Anza Blvd, we went. After the huge bowl of broth and unknown meat pieces, someone suggested a foot massage. None of us thought the others would massage feet as well as the professionals (two competing locations) who just opened up in Cupertino in the last year. So five minutes to closing time at 10pm, we plopped down in the massage chairs. The experience was wonderful and cheap - don't pass this along or the prices will start to go up - think gas prices. $20 + tip for an hour and the massage was head to toe. All in an open room with twenty or so other customers. Very above board and professional. Now - what does this have to do with real estate???
Foot massage is rampant in China. Huge facilities are packed with customers. Would the mom and pop strip center owner in the South Bay have expected that a foot massage place be a viable tenant - let alone a reputable one? Other new tenants that are popping up: badminton facilities in warehouses, Pinkberry (sure it's from LA - but if you don't pay attention to trends...), which is usurping Tapioca Express pearl milk tea shops, Tofu Houses (this is lost on me as to how MANY are needed although I won't argue their popularity), and yes, the pho noodle shops (some even numbered because there are so many) - can I say "melting pot" without getting too much grief?
So, the moral of the story is: things change all the time, reading and traveling will keep you ahead of the curve, there are many who could have given guidance to all these trends - and all this is about real estate my dear people - not just 9pm cravings for broth and tired feet..:-)
And finally a shout out to the next unique tenants to open at the venerable Santana Row: Kara's Cupcakes & Boutique Harajuku - the first very yummy and the 2nd - suitable clothes for my daughter - maybe...